Services & Projects

Assessment Phase

This crucial initial phase of the evaluation process is often omitted due to the perception that the repair of cracks and spalls in a structure is the beginning and end of the restoration process. The visible distress in a structure is often only a symptom of a more serious condition that, if not corrected, will accelerate the rate of visible distress and lead to more extensive and costly future repairs to address the underlying cause.

Our Assessment Phase may include a Limited Condition Evaluation (LCE) or a Comprehensive Condition Assessment (CCA).

The Limited Condition Evaluation permits the design professional to gather sufficient preliminary data to create a “roadmap” the owner may use to pursue a cost-effective restoration strategy.  It provides a documented “snapshot” of the structure’s condition and a “Rough Order of Magnitude Cost Analysis” for anticipated costs associated with consultant fees, further assessments, testing expense, repair costs, and long-term durability improvements.  The LCE scope is conceptual in nature and its findings are presented in a written report.

The Comprehensive Condition Assessment permits the design professional to gather detailed data such as extent of concrete distress, rebar corrosion levels, chemical analysis of the concrete including chloride and carbonation levels, concrete cover, condition of concealed weld plate assemblies, and tension forces in post-tensioned cables.  Findings from the CCA are presented in a written report and identified on plan sheets generated from a Revit model created as part of the CCA scope.  A detailed “Opinion of Probable Cost” for anticipated costs associated with consultant fees, repair costs, and long-term durability improvements will be presented as part of the CCA Report.  A multi-year prioritized repair approach will be offered if requested by the Client due to time constraints or funding limits.

The Limited Condition Evaluation Phase and the Comprehensive Condition Assessment Phase are incorporated into the Garage Restoration Management Program (GRMP) offered by SSE, Inc.

Design and Bid Document Phase

It is essential that drawings and specifications issued for bidding purposes include detailed and accurate information regarding repair types and quantities and incorporate current and proven engineering technology into the remedial design. A clear and complete set of repair documents provides the foundation for a successful restoration project. A fair comparison of bids can be achieved only if contractors are bidding similar quantities, materials, and application processes for the specified repairs.

Quantities identified and documented in the Comprehensive Condition Assessment Report, when imported to the project bid form, provide a valuable database when bidding repairs on the preferred unit cost basis. Bid documents configured to identify repair quantities, where possible, are crucial in reducing unexpected change orders and budget overruns.   Bid documents configured to facilitate unit cost pricing, establishes a predetermined baseline for calculating potential change orders and the foundation for a cost-effective restoration project.

Only contractors with proven track records of successfully completed restoration projects and who are certified to install specified repair materials should be extended an invitation to bid complex restoration projects.

Providing a detailed bid analysis will give the Owner additional assurance that the bid documents were interpreted correctly, therefore, reducing the risk of costly disputes and delays during the construction phase.

The Design and Bid Document Phase is incorporated into the Garage Restoration Management Program (GRMP) offered by SSE, Inc.

Property Owners typically strive to extend the useful service life of their properties including their parking garages.  This requires periodic evaluation and maintenance of the garage that should be included in a managed Long-Term Maintenance Program.  Structural distress resulting from long-term exposure to repeated freeze-thaw cycles, de-icing chemicals, excessive seasonal temperature variations, and wear due to age will shorten the parking garage’s useful servicer life if a managed long-term maintenance program is not in place.  Early detection of potential distress sources will eliminate costly repairs in the future if they are identified and remedied early in the corrosion life cycle.

We strongly urge Clients to enlist the services of a qualified restoration engineering consultant to complete condition evaluations on an annual basis as part of their Long-Term Maintenance Program.  These Annual Condition Evaluations (ACE) are cost-effective and crucial in identifying deterioration of structural elements in the early stages of distress and then determining the primary source of the distress, addressing these concerns, and reducing the potential for costly large-scale repairs in the future.  In addition to providing early detection of potential distress sources, an experienced restoration specialist can offer sound advice relating to routine maintenance of the structure including wash-down schedules, periodic joint sealant replacement, and potential costs for annual maintenance budgets.

The Long-Term Maintenance Phase is incorporated into the Garage Restoration Management Program (GRMP) offered by SSE, Inc.

Contract Administration – Project Management Phase

A quality set of restoration bid documents reflecting a comprehensive and well-conceived repair design is of little value if the repairs are not performed in accordance with the project specifications. It is essential the design professional be involved in the project for the duration of the construction process not only to ensure repairs and long-term durability improvements are performed in accordance with the intent of the restoration design, but also to review concealed conditions of distress revealed during construction.   Failure to correctly assess and promptly remediate these concealed conditions could result in ineffective repairs and costly construction delays.

Periodic field verification of repair quantities by the design professional is critical when reviewing and approving requests for payment submitted by the contractor for projects bid on a unit cost basis. Slight deviations in dimensions of completed repairs can significantly impact repair areas and cost to the owner.

A typical Scope of Work may include:

• Pre-construction conference attendance.
• Performance of periodic field observations.
• Progress meeting attendance.
• Review of material submittals.
• Response to Contractor’s “Request for Information.”
• Addressing concealed conditions revealed during construction.
• Issuance of Change Orders.
• Verification of repair quantities.
• Review of pay requests.

Implementation of a comprehensive Contract Administration program will position the property owner to participate in a successful and cost-effective restoration project.

The Contract Administration-Project Management Phase is incorporated into the Garage Restoration Management Program (GRMP) offered by SSE, Inc.